1304 Arroyo Pkwy · Holly Hill, FL 32174

$138,000

2 bd · 1.0 ba · 896 sqft · Manufactured public records · 146 Days on market

Built 1972 7,000 sqft lot

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +28.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious home on owned land in Ormond Beach with no HOA and no lot rent, offering an ideal step-up opportunity in the neighborhood. This property features a larger floor plan, dedicated office space, carports, and a screened porch that expands everyday living. Inside you'll find a comfortable layout with natural light and multiple flexible-use areas. The yard provides room for pets, gardening, and outdoor enjoyment. Convenient access to major roads, shopping, dining, and daily services. A rare chance to secure more space, function, and value at an entry-level price point. Schedule your private showing today before it's gone. All information is from tax records and deemed reliable but not guaranteed.

Key facts

• Owning your own lot
• Two carports
• Screened porch

Tags

• DEDICATED OFFICE SPACE
• TWO CARPORTS
• SCREENED PORCH
• DEDICATED ROOM FOR RV
• ONSITE SHED WITH ELECTRIC
• OWNING YOUR OWN LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $138k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#325 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Volusia (suburban): math 44% / reading 49% proficiency, ranked #47 of 73 in FL (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.6%/yr); 985 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $954 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Volusia County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $138k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.70%
• DSCR: 1.61
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.64% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-6,172
• Equity at exit: $20,576

10-year hold

• IRR: 3.6%
• Equity multiple: 1.25×
• Total profit: $9,481
• Equity at exit: $11,932

Cash invested: $38,640 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32174

• Rents YoY: 1.6%
• Active inventory: 985
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,711 high
• Mortgage (P&I): −$724
• Tax from tax record: −$129 /mo · $1,552/yr
• Insurance: −$58
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $289

Break-even live

Break-even rent $1,345

Max offer price $138,000

Occupancy floor 78%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1707 Evergreen St Ormond Beach, FL	2.0	1.0	868	$1,750	$2.02	23d	1	0.73mi
1615 Derbyshire Rd Daytona Beach, FL	3.0	1.5	1000	$1,950	$1.95	14d	1	0.75mi
1559 Hammock Dr Unit B Holly Hill, FL	2.0	1.5	1100	$1,375	$1.25	14d	1	1.15mi
1563 Hancock Ln Daytona Beach, FL	2.0	2.0	912	$1,475	$1.62	11d	1	1.22mi
100 Integra Shores Dr Daytona Beach, FL	2.0–3.0	2.0	1126	$1,395	$1.24	11d	6	1.28mi
946 15th St Daytona Beach, FL	2.0	2.0	1010	$1,500	$1.49	23d	1	1.29mi
410 Sauls St Ormond Beach, FL	3.0	1.0	990	$1,500	$1.52	23d	1	1.40mi

Listing history 26 events

1. 2026-06-18
   days on market $138,000 Active 146 DOM
2. 2026-06-17
   days on market $138,000 Active 145 DOM
3. 2026-06-16
   days on market $138,000 Active 144 DOM
4. 2026-06-15
   days on market $138,000 Active 143 DOM
5. 2026-06-14
   days on market $138,000 Active 141 DOM
6. 2026-06-10
   days on market $138,000 Active 138 DOM
7. 2026-06-09
   days on market $138,000 Active 137 DOM
8. 2026-06-08
   days on market $138,000 Active 136 DOM
9. 2026-06-07
   days on market $138,000 Active 135 DOM
10. 2026-06-05
    days on market $138,000 Active 132 DOM
11. 2026-06-03
    days on market $138,000 Active 131 DOM
12. 2026-06-03
    days on market $138,000 Active 130 DOM
13. 2026-06-01
    days on market $138,000 Active 129 DOM
14. 2026-05-31
    days on market $138,000 Active 128 DOM
15. 2026-05-31
    days on market $138,000 Active 127 DOM
16. 2026-05-14
    price $138,000 708-char remark

    Show marketing remark (815 chars)

    This incredible, well-maintained 1972 mobile home offers fantastic utility and a bright, inviting interior. Featuring 2 bedrooms and 1 full bath, the home feels light and airy, complete with a dedicated office space located directly off the kitchen. The property is a hobbyist’s or traveler’s dream, boasting two carports with a screened porch perfectly situated between them for outdoor seating. There is also dedicated room for an RV or trailer. The onsite shed is equipped with electric, making it an ideal setup for a workshop, while the laundry hookups are located in a separate utility room situated outside directly behind the living room. Enjoy the freedom of owning your own lot with no HOA. Cash only. All information taken from the tax record, and while deemed reliable, cannot be guaranteed.

17. 2026-05-14
    price $138,000 815-char remark

    Show marketing remark (815 chars)

    This incredible, well-maintained 1972 mobile home offers fantastic utility and a bright, inviting interior. Featuring 2 bedrooms and 1 full bath, the home feels light and airy, complete with a dedicated office space located directly off the kitchen. The property is a hobbyist’s or traveler’s dream, boasting two carports with a screened porch perfectly situated between them for outdoor seating. There is also dedicated room for an RV or trailer. The onsite shed is equipped with electric, making it an ideal setup for a workshop, while the laundry hookups are located in a separate utility room situated outside directly behind the living room. Enjoy the freedom of owning your own lot with no HOA. Cash only. All information taken from the tax record, and while deemed reliable, cannot be guaranteed.

18. 2026-01-23
    listed $148,000 Active 708-char remark

    Show marketing remark (815 chars)

    This incredible, well-maintained 1972 mobile home offers fantastic utility and a bright, inviting interior. Featuring 2 bedrooms and 1 full bath, the home feels light and airy, complete with a dedicated office space located directly off the kitchen. The property is a hobbyist’s or traveler’s dream, boasting two carports with a screened porch perfectly situated between them for outdoor seating. There is also dedicated room for an RV or trailer. The onsite shed is equipped with electric, making it an ideal setup for a workshop, while the laundry hookups are located in a separate utility room situated outside directly behind the living room. Enjoy the freedom of owning your own lot with no HOA. Cash only. All information taken from the tax record, and while deemed reliable, cannot be guaranteed.

19. 2026-01-23
    listed $148,000 Active 815-char remark

    Show marketing remark (815 chars)

    This incredible, well-maintained 1972 mobile home offers fantastic utility and a bright, inviting interior. Featuring 2 bedrooms and 1 full bath, the home feels light and airy, complete with a dedicated office space located directly off the kitchen. The property is a hobbyist’s or traveler’s dream, boasting two carports with a screened porch perfectly situated between them for outdoor seating. There is also dedicated room for an RV or trailer. The onsite shed is equipped with electric, making it an ideal setup for a workshop, while the laundry hookups are located in a separate utility room situated outside directly behind the living room. Enjoy the freedom of owning your own lot with no HOA. Cash only. All information taken from the tax record, and while deemed reliable, cannot be guaranteed.

20. 2025-12-11
    historical $1,450
21. 2025-11-08
    price $1,450
22. 2025-10-19
    listed $1,650
23. 2006-09-14
    soldstatus $52,000
24. 2006-09-11
    soldstatus $52,000
25. 2006-07-29
    listed $79,900
26. 2002-11-23
    soldstatus $25,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,552 · $129/mo
• Projected year-2 tax: $1,552 · $129/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AH · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,530
• − Mortgage interest: −$7,730
• − Property taxes: −$1,552
• − Insurance: −$2,514
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$4,015
• Taxable income: $1,434
• Est. tax owed @ 24.0%: −$344
• After-tax cash flow: $3,124/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Volusia
• NCES district ID: 1201920
• Math proficiency: 44% ▼ -9.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $42,946
• Composite: 39.2/100
• National rank: #4019
• State rank: #47 of 73 in FL

Livability — Holly Hill

• Score: 72/100
• State rank: #325
• US rank: #5737

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment F Housing A+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Volusia County · 556,871 people
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 54,783
• Household income: $71,011
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 1158.0

Population outlook (Volusia County) Hauer SSP2

• Today (2025): 572,749 people
• By 2030: 598,695 · +4.5%
• By 2040: 644,880 · +12.6%
• By 2050: 681,451 · +19.0%
• By 2075: 759,957 · +32.7%
• By 2100: 778,902 · +36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 6% Hispanic / Latino 5% Two or more races 5% Asian 3%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 91% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Volusia

• 2024 margin: Strong R (+21.8) · D 38.7% · R 60.5%
• 2008→2024 swing: -27.4pp toward R · 2008: 5.7pp · 2024: -21.8pp
• All cycles: 2024: R+21.8 2020: R+14.1 2016: R+13.1 2012: R+1.2 2008: D+5.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -327.97%
• Current HPI: 271.92
• Rent YoY: ▲ 1.64%
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+452.0% since first listed

11 events — show timeline

• 2026-05-14 Price Changed $138,000 Daytona MLS
• 2026-05-14 Price Changed $138,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-23 Listed $148,000 Daytona MLS
• 2026-01-23 Listed $148,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-11 Rental Removed $1,450 APPFOLIO
• 2025-11-08 Price Changed $1,450 APPFOLIO
• 2025-10-19 Listed for Rent $1,650 APPFOLIO
• 2006-09-14 Sold (Public Records) $52,000 Public Records
• 2006-09-11 Sold (MLS) $52,000 Daytona MLS
• 2006-07-29 Listed $79,900 Daytona MLS
• 2002-11-23 Sold (Public Records) $25,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,552 · +4.2% YoY. Source: county tax records.